Uist, 5 Milward Terrace, Meath Road, Bray, Co. Wicklow, A98 P5F2
8 homes sold nearby. See what they went for — and what to bid on this one.
€1,400,000 · 3 Bed · 3 Bath · 186m² · House
Market Position
At the Upper End of Local Sales
At €1,400,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
8 closed sales nearby · 9mo recency · Moderate confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
How this is calculated
We search the Property Price Register for closed sales near this property — matching by location, beds, property type, and where available, floor area (±20%). This gives us a set of genuinely comparable transactions.
Each sale is then time-adjusted to today using local price trends, so a sale from 18 months ago is inflated (or deflated) to reflect current market conditions. Where floor area is known, sales are also size-adjusted — a 90m² sale is normalised to what it would have sold for at this property's size. This means the figures you see aren't raw prices — they're what those same homes would likely sell for today, at this size.
Your bid strategy (opening offer, sealed bid range, walk-away ceiling) is then derived from the statistical distribution of these adjusted sales — with conservative safety margins applied when data is thin or dated.
Every figure comes from actual government-recorded sale prices. No asking prices, no agent estimates, no automated valuations.
Full methodology →Opening
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €1,400,000, get your opening offer, best-and-final range, and walk-away ceiling.
Instant access · No subscription · Refund if not useful
Overbidding by 5% could cost €70,000 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €1,400,000, see this.
Here is what the data says about this property.
Will This Go Over Asking?
above asking
Probability of a sale above asking based on local bidding patterns.
Am I Overpaying?
local sales
Where the asking price sits in the verified local transaction distribution.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
These signals interact — full analysis in report.
€70,000
That's what overbidding by just 5% on a €1,400,000 home costs you — before interest.
A €19 check before a €1,400,000 commitment.
Get Your Exact Bid Numbers for This Property
You've seen the market signals. Now get the exact numbers: where to open, how far to go, and when to walk away.
Built from 625,000+ verified Irish property transactions
Based on 8 verified local sales · Moderate confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
8 verified closed sales within 3.0km · 18 months. Size-adjusted for similar homes (type match, beds ±1, size ±20%). Filters broadened to increase sample size.
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed. Median anchored to size-similar transactions.
This chart shows where the asking price sits versus recent verified closed sales. It does not show your bid strategy.Same baseline as Market Position — size-adjusted.
The chart shows the market. Your report gives the number not to exceed.
Instant access · No subscription · Refund if not useful
Financial Exposure · 72% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€1,400,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Moderate
8
Transactions Analysed
Within 3.0km
9 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Moderate
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 8 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 4 Florence Rd, Bray, Wicklow, Wicklow | 2025-04-04 | 120.1m² | |
| 12 Ardbrae Park, Vevay Road, Bray, Wicklow | 2024-12-18 | 46m² |
Transactions within a 3.0km radius and 18-month window.
Methodology
Closed sales time-adjusted to current market · size-weighted where floor area available · no asking prices or agent estimates used.
How adjustments work
- —Older sales inflated to current market level so stale data doesn't skew bands
- —Similar-sized properties weighted more heavily where floor area is known
- —Local price trends factored in when sufficient data exists; no artificial uplift otherwise
- —All figures from registered closed sales only — no asking prices, no agent estimates
Local Market Notes
Property Quality
BER Rating Concern: The SI_666 BER rating suggests potential for significant energy cost savings through upgrades; estimated costs to reach a B2 rating are €8,000-€12,000, which could potentially increase property value by €15,000-€20,000.
Size Advantage: At 186m², this property offers substantial living space, which is 41% larger than the average sale price of €460,000 for properties of the same broad type within a 1km radius over 180 days (which would typically be smaller).
Upgrade Opportunity: Investing in the property's energy efficiency could be a key value driver; properties with a B-rated BER typically see annual energy costs of €800-€1,200, compared to potentially €1,800-€2,200 for a D-rated property of this size.
Hypothesis: Given the SI_666 BER rating and the property's substantial size, a strategic investment in insulation, heating systems, and windows could yield a double benefit: immediate cost savings for the owner and a significant uplift in market value, potentially closing the gap with higher-rated comparables.
Amenities
Transport Hub: Proximity to Bray DART station provides direct rail access to Dublin city centre, complemented by Dublin Bus routes 184 and 185 serving Meath Road, ensuring excellent connectivity.
Local Conveniences: Residents have access to a range of amenities including the shops and cafes along the main street, alongside Bray's seafront promenade, offering diverse lifestyle options.
Educational Access: The area is well-served by educational institutions, including St. Thomas National School and Presentation College Bray, providing convenient options for families.
Hypothesis: The coastal location of Bray, combined with the efficient DART service, creates a strong commuter appeal that can justify a higher price point, attracting buyers who value both a scenic environment and direct access to urban employment hubs.
Derived from nearby closed-sale patterns.
Built on verified Irish public data
Property Price Register
625,000+ verified closed sales
SEAI
Building energy ratings & floor area
Office of Public Works
Flood zones, events & study areas
MyPlan.ie
Planning applications nationwide
Common Questions
Bid strategy figures are derived from the Property Price Register — Ireland's official record of closed residential sale prices, verified through stamp duty. Floor area data comes from the SEAI BER register. Flood exposure is cross-referenced against OPW flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.